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HomeMy WebLinkAbout1975-01-14; Planning Commission; ; CUP 103 - NAZARENE CHURCHTO: FROM: CITY OF CARLSBAD PLANNING DEPARTMENT STAFF REPORT January 14, 1975 PLANNING COMMISSION PLANNING DEPARTMENT REPORT ON: CUP 103 -NAZARENE CHURCH Larry Rohloff (Agent) APPLICANT: 1300 Quail St. • Newport Beach, CA 92660 I. REQUEST: The applicant is requesting approval of an Conditional Use Permit to allow construction of a church and related facilities on property located at 2675 Highland Drive. A similar proposal was approved by the Planning Commission in March, 1973, but expired one year later. II. RECOMMENDATION: Staff recommends approval of CUP 103 based on the following justifications: 1) The use is necessary and desirable for the development of the community, is in harmony with the General Plan and is not detrimental to uses in the R-1 Zone because: a) The General Plan and Zoning allow churches in the R-1 Zone when it is proven they can be adjusted to the neighborhood; b) The use will provide a needed service to the community. 2) The site for the intended use is adequate in size and shape to accommodate the use because: a) The lot size for the church is 1.84 acres. This is larger than all except one church existing presently in Carlsbad; • b) The lot is regularly shaped and can easily accomodate the proposed use. 3) All of the yards, setbacks, walls, fences, landscaping and other features necessary to adjust the use to existing or permitted future uses in the neighborhood will be provided and maintained as follows: a) The project will be required to meet all setbacks of the R-1 Zone; b) A view obscuring fence or hedge is being required along all property boundaries which abut dwelling units; c) A landscape plan which wi11 buffer the use from the surrounding neighborhood is being required. 4) The street system serving the proposed use is adequate to handle all traffic generated by the use because: a) The site is located at the intersection of two residential collector streets. b} The site has excellent access to I-5. Recommended Conditions of Approval 1 ) 2) 3) 4) 5) 6) 7) The approval is granted for the land described in the application and any attachments thereto, and as shown on the plot plan submitted labeled Exhibit A, dated 12-2-74. The location of all buildings, fences, signs, roadways, parking areas, landscaping, and other facilities or features shall be located substantially as shown on the plot plan labeled Exhibit A, except or unless indicated otherwise herein. All buildings and structures shall be of the design as shown on the elevation plans labeled Exhibit B, dated 12-2-74. All requirements of any law, ordinance or regulation of the State of California, City of Carlsbad, and any other governmental entity shall be complied with. No signs or advertising of any type whatsoever shall be erected or installed until plans therefore have been approved by the City of Carlsbad. All areas shown as parking areas shall be surfaced with asphaltic concrete and shall be visibly marked outlining individual parking spaces and traffic flow. Said surfacing and marking shall be completed prior to final inspection of the structure or structures by the Building Department. The surface shall be kept in a reasonably good state of repair at all times. All lighting shall be arranged to reflect away from adjoin- ing properties and streets. All outside storage areas shall be screened from adjacent property and streets. An incombustible trash enclosure shall be provided of a size and location acceptable to the Planning Director, and said area shall be enclosed with a fence and/or wall of sufficient height to adequately shield the area. Said fence and/or wall shall include a solid gate. -2- 8) Interior landscaping of parking areas shall be provided in a manner acceptable to the Planning Director. Said minimum area of landscaping shall be equivalent to 3% of the ~rea of the lot excluding required perimeter land-scaping. 9) A detailed landscape and sprinkler plan prepared by a landscape architect, shall be submitted to the Parks and Recreation Director for consideration and approval. Said landscape plan shall show effective screening of the use from adjacent properties. Landscaping shall cover all open areas shown on the plot plan, except those used for walkways. 10) All utilities including electrical, telephone and cable television, shall be installed underground and/or shall be completely concealed from view. 11) All public improvements shall be made in conformity with the Subdivision Ordinance and other City Standards, to the satisfaction of the City Engineer, without cost to the City of Carlsbad and free of all liens and encum- brances. 12) Prior to any construction, the appiicant shall submit plans to the appropriate entity providing domestic water. to the proposed development, for its approval of the · location, type and adequacy of water lines, and to this Fire Department for approval of the location of fire hydrants. 13) Street trees, as required by the City, shall be installed by the applicant at his expense. Trees shall be of a . type approved by the Parks Department and shall be install- ed to their specifications. If removal of any existing trees is required by the City, said removal shall be at the applicants• expense. It shall be the responsibility of the applicant to make all arrangements with the Parks Department concerning the requirements of this condition. 14) The applicant shall install all required fire hydrants - and dry-stand pipes prior to framing construction, and said fire appurtenances shall be functional prior to commencing such work. 15) The project shall be phased as follows: PHASE CONSTRUCTION START Phase IA January 1976 Phase 1B January 1977 Phase II January 1978 Phase III January 1980 The Planning Director may grant a one year extension for each phase of development. If construction for a phase does not commence by the appointed date, this Conditional Use Permit will beco■e null and void. -3- - 16) Adequate parking shall be provided concurrent with each phase of the development. Plans shall be reviewed by the City Engineer and Fire Department to ensure that adequate turn arounds and back up space are provided with each phase. 17) The applicant shall dedicate additional right of way to provide for a 30 1 half street section on Highland Drive, and shall enter into a future agreement with the City to construct complete half-street improvements along Highland Drive. 18) Applicant shall construct the following improvements: a) Curb, gutter and sidewalk along Las Flores Drive per City of Carlsbad Drawing No. 133-4. b) Cleanout at end of sewer stub in northerly extension of Morning Glory Lane. c) One fire hydrant at end of water line in northerly extension of Morning Glory Lane, and one on-site fire hydrant, centrally located~-The on-site hydrant shall be served from a public water line extension from Highland Drive, having an alignment and capacity approved by the Fire Department and City Engineering Department. These shall be installed prior to building construction. d) One 7000 Lumen ornamental street lights on Las Flores, per City standards. e) Curb outlets in Las Flores as needed to handle drainage, per City Standards. 19) Approval of a final parcel map (PS 205) to consolidate lots is required prior to issuance of building permits.· 20) Prior to occupancy, the applicant shall install a view obscuring grapestake and masonry pillar fehce along along all property boundaries abutting single family residences. III. BACKGROUND: A) B) C) Location: The project site is located northwest of the intersection of Highland Drive and Las Flores Drive. Legal Description: A portion of Tract 5, Laguna Mesa Tracts, according to Map 1719 filed with the San~Diego Recorder, in the City of Carlsbad, County of San Diego, State of California. Site Descrietion: The property has a gentle slope from Highland Dr1ve west to Pio Pico. Buena Vista Elementary School is immediately across Las Flores Drive to the South. The rest of the area is developed with single family homes. D) E) F) G) Project Description: The property fronts on Highland Drive to the east and Las Flores Drive on the south. Ingress and egress is proposed to be off Las Flores only. There is existing single family house fronting on Highland Drive which is proposed to be used as a Parsonage. This house cannot be split off of the rest of the lot because of setback requirements. Zoning: Subject Property: R-1 North: R-1 South: R-1 East: R-1 West: R-1 General Plan Recommendation: The Land Use Element of the General Plan shows the subject property as low density residential. The new Land Use text does not contain any criteria for Churches. The Commission may wish to instruct staff to prepare a General Plan Amendment which would address standards for church location (i.e., Standards for neighborhood compatibility, distribution, etc.} Environmental Impact Requirements: The applicant filed an Environmental Impact Assessment for the earlier submission of this project. The project at that time, was declared to have a non-significant impact on the environ- ment. This project has been determined to have met the requirements of the Environmental Protection Ordinance for reasons of prior compliance because it is substantially the same as the earlier project proposal. IV. MAJOR PLANNING CONSIDERATION: Can the noise and traffic generated by the use be sustained without offense to the surrounding neighborhood? Does the use meet the same standards for churches as estab- lished by existing churches? V. DISCUSSION OF SPECIFIC ITEMS: The main concern with the project, in the past and with the present proposal has been with neighborhood compatibility. Virtually all of Carlsbad's churches are adjacent to residential areas. The compatibility of these churches to the neighbor- hood depends on the following factors: 1 ) 2) 3} Lot size -(the larger the lot, the more area to buffer the use). Street location -(Are the roads serving the project of collector status or larger?} • Setbacks, fences, and landscaping (do they successfully separate the church from neighboring uses?) -5- Staff has attached a list of Carlsbad Churches with information on lot size, street location and surrounding land use. On a comparative basis, the proposed church has several desirable characteristics: It is on a larger lot than almost all existing Carlsbad churches and it has access from two collector streets. Staff believes that with the required landscaping and fencing, the church will be compatible with its neighborhood. DH/vb 1-7-74 ATTACHMENTS: Plot Plan, Exhibit A, 12-2-74 Locational/Size Characteristics of Carlsbad Churches Construction Materials list. NOTE: Elevations will be available at the Planning Commission hearing. -6- LOCATIONAL/SIZE CHARACTERISTICS OF CARLSBAD CHURCHES CHURCH Carlsbad Union Gospel Tabernacle Pilgrim Congregational Beautiful Saviour Lutheran St. Patrick's Catholic (old) St. Patrick's Catholic (new) St. Michael's Episcopal First Baptist Christian Science SIZE .80 Ac . 51 Ac 1.37 Ac 4.29 Ac .67 Ac 1 . 89 Ac 1 . 3 7 Ac 1.6 Ac 1. 7 Ac STREET LOCATION Corner/2 collectors Corner/arterial & collector Corner/2 tollectors Corner/arterial & collector Corner/ & collector Co Hector Corner/arterial Collector Residential SURROUNDING USES Residential Commercial & Res4djritial. Residential Residential Commercial & Residential Residential Commercial & Residential Commercial & Residential Residential .. FLOORS: WALLS: ROOF: ROOFING: COLORS: GLASS: CONSTRUCTION MATERIALS LIST Concrete slab (except 2nd story unit) Frame (wood) and Stucco except where rough sawn cedar siding is used. Wood arches and Decking on Sanctuary Chapel, Trusses on others. Reddish-Brown clay tile in a shingle type. Spanish S-shaped) Wood trim -dark brown-solid-color stain Cedar -natural finish Doors -Dark Brown solid-color stain Stucco -Off white towards buff or creme (Not Multicolored random sized plexiglass or equal except S.S. Rooms which use aluminum sliders with clear glass. Ag<.:nda Bill No. ___ .1'1.JiJ / Date: February 18. 1975 Referred to: • Subject: Request for an Appeal of Planning Co11111issiQn Approval of Submitted a Conditional Use Permit (103) -Nazarene Church Planning ~~~~¥i)t)l Appellant: Joe A. Martin Statement of the Matter: The Planning Commission recommended approval of a Conditional Use Permit (103) at their January 14, 1975 meeting for reasons outlined in.Planning Co1m1ission Resolution 1125. : The applicant is proposing to build a church and rela~ed facilities on property located at 2675 Highland Drive. A similar proposal was approved by the Planning Commission in March~ 1973, but expired one year later. The applicant has met all ordinances and policies, including Public Facilities, of the City of Carlsbad. A few residents spoke in opposition; their concern based primarily on lack of parking, their feeling that a church was not compatible with the neighborhood and·the landlocked lots behind the church site. However, the Commission felt that the applicant met all requirements the City now requires; and since there are no definite requirements for churches in the General Plan, the applicant should be granted the Conditional Use Permit. Exhlbit: Staff report dated January 14, 1975 Planning Commission Resolution 1125 Plat Ma~, Exhibit A, dated 12/2/74 Staff Recommendations to City Manager: The Planning Commission was of the opinion that the facts as presented during the public hearing were satisfactory to grant the Conditional Use Permit. The staff reco11TT1endation was based on provisions of the zoning ordinance which would indicate that the Conditional Use Permit could be granted for reasons outlined in the staff report to the Planning Commission dated January 14. If the City Council concurs with Staff's recommendation, the Council should indicate its intent to deny the appeal and ·the City Attorney directed to prepare the necessary documents . .. If the City Council is satisfied that the reasons outlined in the aopellant's letter merit additional consideration, the appeal should be granted and the matter should be returned to the Planning Co11TT1ission for report. .·. A-B No,. Date: February 18, 1975 City ~anager's Recommendation Concur Council Action 2-18-75 The City Attorney was instructed to prepare documents necessary for denying the appeal. -2-